RESO 2017-29_2222 E 1st St - Laserfiche WebLink

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3. That the proposed development plan is designed to be compatible with adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives of the Design Principles specified in Section 5 of the MEMU overlay district. The proposed development consists of a six -level project surrounded by single -story structures to the east and west. A two-story multiple -family residential community abuts the site to the south, and a single -story commercial development is to the north across First Street. Although the MEMU anticipates developments of this scale or larger in the "Active Urban" land use district, this development would be the first of its size in its immediate vicinity. Design features have been incorporated into the project to reduce its massing and to lessen its impacts on adjacent properties. These include breaking up the building's west elevation through courtyards, setting back the building from the east, south, and west through a minimum 20 -foot wide fire lane, and the planting of rapidly -growing eucalyptus trees with minimum 20 -foot brown trunk height throughout. Finally, the proposal to construct a single structure instead of several is the result of the site's odd shape. Development on the site is further complicated and constrained because the neighboring parcel, although underutilized, is located in the jurisdiction of the City of Tustin. 4. That the land use uses, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation as specified in Section 7 of the MEMU overlay district. The proposed project is intended to be a low -impact use. No negative impacts from noise, air quality, aesthetics, or traffic are expected except for temporary impacts arising during construction of the project. The site's design is intended to activate its frontage on First Street by providing flexible community areas that can be programmed with activities or temporary uses, and the landscape palette has been carefully selected to minimize the site's impact on the surrounding low-rise land uses. H. The Planning Commission determines that the following findings, which must be established in order to grant this Density Bonus Agreement pursuant to SAMC Section 41-1607, have been established for Density Bonus Agreement No. 2017-01 to allow construction of the proposed project: Resolution No. 2017-29 Page 3 of 9